| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1344 Holly Ave, Imperial Beach, CA, 91932, US |
| Region / Metro | Imperial Beach |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 1999-01-14 |
| Transaction Price | $1,498,000 |
| Buyer | BRYAN HELEN RYAN |
| Seller | BIGGINS |
1344 Holly Ave Imperial Beach Multifamily Investment
Neighborhood data points to a deep renter base and steady occupancy, according to WDSuite s CRE market data. Investors should expect demand supported by a high-cost ownership landscape, with attention to rent affordability and retention.
Located in Imperial Beach within the San Diego-Chula Vista-Carlsbad metro, the neighborhood shows renter-occupied concentration that is among the highest in the region (ranked 42 out of 621 metro neighborhoods), indicating a sizable tenant pool for multifamily assets. Neighborhood occupancy is near national averages and trails some metro peers, supporting stable operations but rewarding attentive leasing and renewals. These metrics describe the neighborhood, not this property they frame demand context for a 20-unit asset like 1344 Holly Ave.
Amenities are mixed: grocery access and restaurant density score in the low 90s nationally, underscoring convenient daily needs and dining depth, while parks, pharmacies, and cafes are comparatively limited. Childcare availability sits in the top percentiles nationwide, which can support family-oriented renter demand and daytime stability.
Home values rank in the upper decile nationally and the value-to-income ratio is in the 98th percentile, signaling a high-cost ownership market that tends to reinforce reliance on rental housing and can support pricing power. At the same time, neighborhood rent-to-income is elevated by national standards, a sign to underwrite affordability pressure and potential retention risk alongside demand depth.
Within a 3-mile radius, recent data shows population contraction alongside a modest increase in households, with forecasts indicating further household growth and smaller average household sizes. For investors, this mix points to a larger number of households competing for available units over time, supporting leasing velocity while emphasizing unit mix and rent positioning.
The average neighborhood construction year trends to the late 1970s. With a 1987 vintage, this property is newer than the neighborhood norm, suggesting relative competitiveness versus older stock, while still offering potential value-add through modernization of interiors, common areas, and building systems as needed.
Safety indicators for the neighborhood trend below national and metro benchmarks. The neighborhood s crime rank sits in the lower half of the San Diego metro (459 out of 621 neighborhoods), and national safety percentiles are also on the lower end. Translated for investors, this suggests the area experiences higher incident levels than many peer neighborhoods, warranting prudent onsite management practices, lighting, and access controls in underwriting and operations.
Year-over-year signals show mixed movement across offense categories. Investors typically address this through property-level measures and by emphasizing professional management, which can help support resident retention and day-to-day operations.
Commuter access to established regional employers supports workforce housing demand and leasing stability, with proximity to energy utilities, defense and aerospace, biotech, and communications employers.
- Sempra Energy energy utilities (10.7 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace offices (17.4 miles)
- Celgene Corporation biotechnology (22.5 miles)
- Qualcomm communications & semiconductors (23.0 miles) HQ
1344 Holly Ave benefits from a renter-heavy neighborhood, a high-cost ownership market, and accessibility to large regional employers factors that typically support occupancy stability and pricing resilience over time. Based on commercial real estate analysis from WDSuite, neighborhood occupancy sits around national norms while home values and rent levels skew high for the metro, reinforcing sustained reliance on rental housing.
Built in 1987, the property is newer than much of the surrounding stock, offering relative competitiveness with clear pathways for selective renovations and systems upgrades to capture value-add upside. Forward-looking household growth within a 3-mile radius suggests a broader tenant base even as overall population trends soften, which can aid leasing velocity with careful attention to rent-to-income dynamics.
- Renter-heavy neighborhood supports deep tenant base and stable demand
- High-cost ownership market reinforces reliance on multifamily rentals
- 1987 vintage provides competitive positioning with value-add potential
- Proximity to major employers underpins leasing and retention
- Risks: elevated rent-to-income and below-average safety indicators require careful underwriting and management